Convert Attached Garage to Family Room?

Question

Hey folks, I'm looking for some advice regarding the ROI of converting a garage that's under the house (with basement access) to living space.

The house is a high-end single fam and it already has 1 detached garage and two off-street parking spaces. The extra garage wasn't used by the previous owners and is kind of awkward to access as it's behind the house and down under the main floor.

If I leave it as a garage, I'll have to install a drain so the driveway stops funneling water under the basement. I'll also have to replace the doors and install an opener.

The house isn't that big and it's customary in my area to convert the basement to a playroom. I can do that with or without the garage conversion, but I could add something extra if I made that living space (maybe a game/media room).

Thoughts?

What's worth more: A house with two garages or a house with one garage and a basement game/media room? If it's the game/media room, is the difference enough to justify finishing an additional 200sf of living space?

Bill Ladd · Answer

Thanks Bill and Savannah for your feedback. I'll take your advice and keep it simple and flexible. Cheers!

Savannah Leigh · Answer

agreed. if i were to convert, i would do a rec room/all weather durable 'workshop' style with huge doors. dont spend alot, keep it sealed from the main floor w exterior doors.

meaning....as bill said, a future owner might want a john deere room, someone else might build boats, someone else might want a media room... who knows?

Bill Gulley · Answer

I'd probably spruce it up, clean and paint it and leave it for the buyer to dream about the possibilities. Other owners may need a Jon Deere room, place for the kayak and a motorcycle! If you do convert it, you need an exit or above grade windows for a living space... IMO :)

Bill Ladd · Answer

Thanks for the reply Bill.

I should have mentioned, this is for a flip not a rental. We plan on listing the house at $899k. Maybe more if the market continues to be red hot in this area (and the comps continue to rise).

There's really no room for a patio. If I converted it, I'd close off the opening and back fill the slope so the driveway was level.

There's no drain down there, either.

Bill Gulley · Answer

Don't know about the ROI but consider rents on a sq ft basis as well. Sounds like it might be a nice conversion. If the drive going in isn't down hill so much that the doors (french or sliders) could lead out to a patio. Another issue migh be stairs, usually boards and rails to a utility area, you'll want a nicer stairway I'd think. 160 sq ft, sounds small, 10x16? Is there a drain down there? :)

Convert Attached Garage to Family Room?

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